The Lodge H Bunroy Moss Roy Bridge o PH31 4AG m e R e p o r t · H o m e R e p o r t The Lodge...

H o m e

R e p o r t

The Lodge Bunroy Moss Roy Bridge PH31 4AG

Inspected On: 16th November 2016

Prepared by: Samuel & Partners First Surveyors Scotland 44 High Street FORT WILLIAM PH33 6AH

H o m e

R e p o r t I n d e x

1. Property Questionnaire

2. Single Survey 3. Mortgage Valuation

4. Energy Report

Property Questionnaire

PROPERTY ADDRESS:

The Lodge Bunroy Moss Roy Bridge PH31 4AG

SELLER(S):

Kathleen Mary Warner Richard Paul Snowdon

COMPLETION DATE OF PROPERTY QUESTIONNAIRE:

16.11.16

PROPERTY QUESTIONNAIRE Information to be given to prospective buyer(s)

1. Length of ownership

How long have you owned the property? 6 years

2. Council Tax

Which Council Tax band is your property in?

A B C D E F G H

3. Parking

What are the arrangements for parking at your property? (Please indicate all that apply)

Garage Allocated parking space Driveway Shared parking On street Resident permit Metered parking Other (please specify): Covered area

4. Conservation Area

Is your property in a designated Conservation Area (i.e. an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance)?

No

5. Listed Buildings

Is your property a Listed Building, or contained within one (i.e. a building recognised and approved as being of special architectural or historical interest)?

No

6. Alterations / additions / extensions

a. (i) During your time in the property, have you carried out any structural alterations, additions or extensions (for example, provision of an extra bath/shower room, toilet, or bedroom)?

Yes

If you have answered yes, please describe the changes which you have made: 2 en suites to bedrooms

(ii) Did you obtain planning permission, building warrant, completion certificate and other consents for this work?

No

If you have answered yes, the relevant documents will be needed by the purchaser and you should give them to your solicitor as soon as possible for checking.

If you do not have the documents yourself, please note below who has these documents and your solicitor or estate agent can arrange to obtain them.

b. Have you had replacement windows, doors, patio doors or double glazing installed in your property?

If you have answered yes, please answer the three questions below:

No

(i) Were the replacements the same shape and type as the ones you replaced?

(ii) Did this work involve any changes to the window or door openings?

(iii) Please describe the changes made to the windows, doors, or patio doors (with approximate dates when the work was completed):

Please give any guarantees which you received for this work to your solicitor or estate agent.

7. Central heating

a.

Is there a central heating system in your property? (Note: a partial central heating system is one which does not heat all the main rooms of the property – the main living room, the bedroom(s), the hall and the bathroom).

If you have answered yes/partial – what kind of central heating is there? Oil

(Examples: gas-fired, solid fuel, electric storage heating, gas warm air.)

Yes

If you have answered yes, please answer the 3 questions below:

b. When was your central heating system or partial central heating system installed? Prior to 2011

c.

Do you have a maintenance contract for the central heating system?

If you have answered yes, please give details of the company with which you have a maintenance agreement:

No

d. When was your maintenance agreement last renewed? (Please provide the month and year).

8. Energy Performance Certificate

Does your property have an Energy Performance Certificate which is less than 10 years old?

No

9. Issues that may have affected your property

a. Has there been any storm, flood, fire or other structural damage to your property while you have owned it?

No

If you have answered yes, is the damage the subject of any outstanding insurance claim?

b. Are you aware of the existence of asbestos in your property? No

If you have answered yes, please give details:

10. Services

a.

Please tick which services are connected to your property and give details of the supplier:

Services Connected Supplier

Gas / liquid petroleum gas

Water mains / private water supply

Electricity

GB Energy

Mains drainage

Telephone

BT

Cable TV / satellite

Satellite Freesat

Broadband

BT

b. Is there a septic tank system at your property?

If you have answered yes, please answer the two questions below:

No

c. Do you have appropriate consents for the discharge from your septic tank?

d. Do you have a maintenance contract for your septic tank?

If you have answered yes, please give details of the company with which you have a maintenance contract:

11. Responsibilities for Shared or Common Areas

a.

Are you aware of any responsibility to contribute to the cost of anything used jointly, such as the repair of a shared drive, private road, boundary, or garden area? If you have answered yes, please give details: 25% - Maintain gravel road up to bungalow. Fill pot holes.

Yes

b. Is there a responsibility to contribute to repair and maintenance of the roof, common stairwell or other common areas?


No/ Not applicable

c. Has there been any major repair or replacement of any part of the roof during the time you have owned the property?

Yes

d. Do you have the right to walk over any of your neighbours’ property - for example to put out your rubbish bin or to maintain your boundaries?

If you have answered yes, please give details: Use road in/out

Yes

e. As far as you are aware, do any of your neighbours have the right to walk over your property, for example to put out their rubbish bin or to maintain their boundaries?


No

f. As far as you are aware, is there a Public Right of Way across any part of your property? (A Public Right of Way is a way over which the public has a right to pass, whether or not the land is privately-owned.)


No

12. Charges associated with your property

a.

Is there a factor or property manager for your property?

If you have answered yes, please provide the name and address and give details of any deposit held and approximate charges:

No

b.

Is there a common buildings insurance policy? No

If you have answered yes, is the cost of the insurance included in your monthly/annual factor’s charges?

c. Please give details of any other charges you have to pay on a regular basis for the upkeep of common areas or repair works, e.g. to a Residents’ Association, or maintenance or stair fund.

13. Specialist Works

a. As far as you are aware, has treatment of dry rot, wet rot, damp or any other specialist work ever been carried out to your property?

If you have answered yes, please say what the repairs were for, whether you carried out the repairs (and when) or if they were done before you bought the property

No

b. As far as you are aware, has any preventative work for dry rot, wet rot, or damp ever been carried out to your property? If you have answered yes, please give details

No

c. If you have answered yes to 13(a) or (b), do you have any guarantees relating to this work?

If you have answered yes, these guarantees will be needed by the purchaser and should be given to your solicitor as soon as possible for checking. If you do not have them yourself please write below who has these documents and your solicitor or estate agent will arrange for them to be obtained. You will also need to provide a description of the work carried out. This may be shown in the original estimate.

Guarantees are held by:

14. Guarantees

a. Are there any guarantees or warranties for any of the following:

(i) Electrical work No Yes Don’t Know

With title deeds Lost

(ii) Roofing No Yes Don’t Know


(iii) Central heating

No Yes Don’t know


(iv) NHBC

No Yes Don’t know


(v) Damp course

No Yes Don’t know


(vi) Any other work or installations? (e.g: cavity wall insulation, under-pinning, indemnity policy)

No Yes Don’t know


b. If you have answered ‘yes’ or ‘with title deeds’, please give details of the work or installations to which the guarantee(s) relate(s):

c. Are there any outstanding claims under any of the guarantees listed above?


No

15. Boundaries

So far as you are aware, has any boundary of your property been moved in the last 10 years?


No/ Don’t Know

16. Notices that affect your property

In the past 3 years have you ever received a notice:

a. advising that the owner of a neighbouring property has made a planning application?

Yes

b. that affects your property in some other way?

No/ Don’t Know

c. that requires you to do any maintenance, repairs or improvements to your property?

Yes

If you have answered yes to any of a-c above, please give the notices to your solicitor or estate agent, including any notices which arrive at any time before the date of entry of the purchase of your property.

Declaration by the seller(s)/or other authorised body or person(s):

I / We confirm that the information in this form is true and correct to the best of my/our knowledge and belief. Signature(s) : ……………K M Warner..…………………………………………

……………R Snowdon.………………………………………… Date: ……16.11.2016……………

The Lodge, Bunroy Moss, Roy Bridge, PH31 4AG [page 1 of 11]

survey report on:

Property address The Lodge

Bunroy Moss

Roy Bridge

PH31 4AG

Customer Kathleen Warner & Richard Snowdon

Customer address The Lodge

Bunroy Moss

Roy Bridge

PH31 4AG

Prepared by John Strachan MRICS Samuel & Partners - FS Scotland

Date of Inspection 16th November 2016


1. Information and scope of inspection

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without the need to move any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right are taken facing the front of the property.

The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc were not inspected or reported on.

Description A detached bungalow

Accommodation Porch, inner hall, living room and kitchen, 3 bedrooms (all with en suite). Annex – porch, utility, kitchen, 2 bedrooms and a bathroom

Gross internal floor area (m2) 120 sq m (Including porches).

Neighbourhood and location The property is set within the village of Roy Bridge in an area comprising of similar detached privately owned houses and a small holiday chalet park. There are reasonable facilities nearby. The regional centre town of Fort William is 13 miles from the subjects

Age Original portion of the property is built about 1983. An extension was added in 1989.

Weather Overcast with outbreaks of rain and hail. The preceding weather was unsettled.

Chimney stacks Visually inspected with the aid of binoculars where appropriate

There is a masonry constructed chimney stack with rendered surfaces, concrete cope and clay pot. There are lead flashings with the main roof.

Roofing including roof space Sloping roofs were visually inspected with the aid of binoculars where appropriate

Flat roofs were visually inspected from vantage points within the property and where safe and reasonable to do so from a 3 m ladder externally

Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3 m ladder within the property

If this is not possible, then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so

The roof is pitched with a concrete tile cladding. The ridge is in a concrete tile. There is a plastic trim to the verge on the right hand gable.

There is access to the 2 roof spaces via hatches to the ceilings within the hall. The roof is of timber truss design with a fibre board based sarking. The roof space houses cold water storage tanks. There is glass wool insulation between the ceiling joists.

Rainwater fittings Visually inspected with the aid of binoculars where appropriate

Upvc gutters and downpipes. These discharge to grated or closed gullies.

Main walls Visually inspected with the aid of binoculars where appropriate

Foundations and concealed parts were not exposed or inspected

External walls to the property are in conventional modern timber frame cavity wall construction (2 walls with a narrow gap between). The inner timber frame wall is structural. The outer masonry wall is rendered. The base course is in common brickwork.

Internal surfaces are lined in plasterboard


Windows, external doors and joinery

Internal and external doors were opened and closed where keys were available

Random windows were opened and closed where possible

Doors and windows were not forced open

Window units are in timber frame and casement with sealed double glazed panels. The doors are a mix of timber and upvc. Fascias, soffits and bargeboards are in timber.

External decorations Visually inspected

Windows, timber doors and external joinery are stained. The walls have a masonry paint finish.

Conservatories/porches Visually inspected

There are porches to the front and rear. These are of timber frame and clad construction with a flat or pitched and tiled roof.

Communal areas Circulation areas visually inspected

Access to the property is over a shared private road.

Garages and permanent outbuildings

Visually inspected

There is a garage to the rear of the property constructed in timber frame and clad walls under a pitched and corrugated sheet roof. The floor is in concrete. There is an up and over metal door. There is a timber window. There is an electric supply to the garage. There is a car port to the side of the dwelling.

Outside areas and boundaries Visually inspected

There are good sized garden grounds to the front, side and rear. The front garden is generally laid to lawn. There is a more natural garden area to the rear. There is a polytunnel to the rear.

Stone chipped drive and car parking to the front. Boundaries are in post and wire.

Ceilings Visually inspected from floor level

Plasterboard lined throughout.

Internal walls Visually inspected from floor level

Using a moisture meter, walls were randomly tested for dampness where considered appropriate

Timber frame with plasterboard linings.

Floors including sub floors Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted

Sub-floor areas were inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted “head and shoulders” inspection at the access point

Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1 m between the underside of floor joists and the solum as determined from the access hatch

Floors are in suspended timber (boarded joists). These were fully covered and carpeted at the time of inspection. We did not inspect the sub floor void of the property due to the lack of accessible floor hatches.

Internal joinery and kitchen fittings

Built in cupboards were looked into but no stored items were moved

Kitchen units were visually inspected excluding appliances

Facings and skirtings are in timber. Internal doors are in timber four panel, bi-fold or multi glazed.

Kitchen fittings comprise of a proprietary range of melamine faced base and wall units with solid timber or timber effect doors. Worktops are proprietary. There is an integral electric hob and oven housing to the kitchen to the main portion of the house. Kitchen fittings are a mix of age.

Chimney breasts and fireplaces

Visually inspected

No testing of the flues or fittings were carried out

There is a fireplace to the living room. The chimney breast is in plasterboard. The fireplace houses a solid fuel stove. The fireplace surround is in stone. The fire was not lit at the time of inspection.

Internal decorations Visually inspected

Ceilings and walls are generally in emulsion paint on plasterboard backing. There is feature wallpaper to one bedroom. Internal joinery is stained or varnished.


Cellars Visually inspected where there was a safe and purpose built access

None

Electricity Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on

Mains electricity supply. The main fuse board and meter are located within a cupboard to the kitchen within the main house. There is a separate fuse board to the annex. Electrical fittings are generally modern.

Gas Accessible parts of the system were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on

None

Water, plumbing, bathroom fittings

Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation

No tests whatsoever were carried out to the system or appliances

Mains water supply. We did not locate the incoming rising main. Plumbing supplies where viewed are in copper, wastes are in plastic. There are plastic cold water storage tanks in the roof space.

Bathroom fittings comprise of ceramic wcs, ceramic wash hand basins, an acrylic bath and proprietary shower enclosures. There are thermostatic mixer valves or electric instantaneous showers.

Heating and hot water Accessible parts of the system were visually inspected apart from communal systems, which were not inspected


Central heating is provided by an oil fired boiler located to the rear of the property. The boiler heats steel radiators throughout the property. There is an oil storage tank to the rear.

Hot water is heated and stored in a copper cylinder.

Drainage Drainage covers etc were not lifted Neither drains nor drainage systems were tested

Drainage connects to the mains system.

Fire, smoke and burglar alarms

Visually inspected


There are no fire or burglar alarms. There are smoke detectors to the circulation spaces. There is a carbon monoxide detector to the kitchen in the main house.

Any additional limits to inspection

For flats/maisonettes

Only the subject flat and internal communal areas giving access to the flat were inspected

If the roof space or underbuilding/basement is communal, reasonable and safe access is not always possible. If no inspection was possible, this will be stated. If no inspection was possible, the surveyor will assume that there are no defects that will have a material effect on the valuation

The building containing the flat, including any external communal areas, was visually inspected only to the extent that the surveyor is able to give an opinion on the general condition and standard of maintenance

We have not carried out an inspection for Japanese Knotweed or other invasive plant species and unless otherwise stated for the purpose of this report we have assumes that there is no Japenese Knotweed or other invasive plant species within the boundaries of the proeprty or in neighbouring properties. the identification of Japenese Knotweed or other invasive plant species should be made by a Specialst Contractor.

As mentioned previously we were unable to inspect the sub floor void of the property. Our inspection of the roof space was limited due to the amount of stored household goods. The garage was full of household goods at the time of inspection.


2. Condition

This section identifies problems and tells you about the urgency of any repairs by using one of the following three

categories:

Category 3 Category 2 Category 1

Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Repairs or replacement requiring future attention, but estimates are still advised.

No immediate action or repair is needed.

Structural movement

Repair category 1

Notes No evidence of any significant cracking, current settlement and no conditions present to suggest the foundations are defective or inadequate

Dampness, rot and infestation

Repair category 1

Notes No evidence of any significant damp, rot or infestation in any areas inspected. Old damp staining visible to the underside of the sarking board in the roof space.

Chimney stacks

Repair category 1

Notes There is hairline cracking to the render to the chimney stack.

Roofing including roof space

Repair category 1

Notes No evidence of any significant disrepair. There is moss gathering to the tiles in places. The verge tiles to the left hand gable are pointed in mortar that is cracked and worn. The sarking board to the roof structure is of a fibre based material. This has sagged and dropped in a number of locations throughout the roof space. This is quite common for this type of material and is not considered to be significant. The boards can be held back in place with timber battens.

Rainwater fittings

Repair category 1

Notes No evidence of any significant disrepair

Main walls

Repair category 1

Notes No evidence of any significant disrepair. There is minor hairline cracking to the render below a few window openings.

Windows, external doors and joinery

Repair category 2

Notes There are a couple of isolated areas of rot to the bargeboard on the left hand gable. This requires repair. A small area of plywood soffit is delaminating.

External decorations

Repair category 1

Notes Painting to the fascias and soffits has weathered towards the left hand exposed gable elevation. The windows on the rear elevation have not been painted for some time.


Conservatories/porches

Repair category 2

Notes The roof over the rear porch has not yet been completed. We were unable to view the flat roof over the porch to the front. The seal to a double glazing panel has failed to the front porch causing misting/condensation between the panes. The plastic ceiling to the front porch is bowed. The flat roof above should be checked.

Communal areas

Repair category 1

Notes The shared access road is formed and finished to a fairly basic standard.

Garages and permanent outbuildings

Repair category 1

Notes The downpipe to the gutter on the right hand elevation is missing. The downpipe to the left hand side of the garage discharges over the ground. This should connect into an underground drain. The ramp to the garage has not yet been constructed.

Outside areas and boundaries

Repair category 1

Notes No evidence of any significant shortcomings. The ground around the house was slightly wet underfoot in places. There is a field drain to the rear that requires to be buried below ground level.

Ceilings

Repair category 1

Notes No evidence of any significant disrepair. Surfaces are in a condition consistent with age

Internal walls

Repair category 1


Floors including sub-floors

Repair category 1

Notes No evidence of any significant disrepair having regard to the limits of our inspection

Internal joinery and kitchen fittings

Repair category 1

Notes No evidence of any significant disrepair. The kitchen to the annex is probably in the region of 20 year of age. A new door may be required if reinstating the access between the main house and the annex.

Chimney breasts and fireplaces

Repair category 1


Internal decorations

Repair category 1

Notes No evidence of any significant wear. Some localised redecorations may become more apparent to the annex area once the house has been cleared of furniture, household goods, etc. Surfaces to the timber window cills have worn.

Cellars

Repair category Not applicable

Notes


Electricity

Repair category 2

Notes Although probably in an acceptable condition there is no record of when an electrical test was last carried out. It is good practice to test electrical installations to domestic properties on a 5 year cycle or upon an exchange of ownership.

Gas

Repair category Not applicable

Notes

Water, plumbing and bathroom fittings

Repair category 1

Notes The storage tanks within the roof spaces are uninsulated. The lid to the tank above the annex is missing. The bathroom fittings to the annex are slightly dated.

Heating and hot water

Repair category 2

Notes It is good practice to service oil boilers on a regular basis. This type of boiler is in excess of 20 years of age and may be nearing the end of its anticipated life cycle. The base to the oil storage tank does not comply with current regulations.

Drainage

Repair category 1

Notes No evidence of any significant disrepair having regard to the limits of our inspection. It would appear that some additional land drainage may be required particularly to the rear of the dwelling.


Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the previous comments for detailed information.

Structural movement 1 Category 3

Dampness, rot and infestation 1 Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 1

Main walls 1 Category 2

Windows, external doors and joinery 2 Repairs or replacement requiring future attention, but estimates are still advised. External decorations 1

Conservatories / porches 2 Category 1

Communal areas 1 No immediate action or repair is needed.

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars N/a

Electricity 2

Gas N/a

Water, plumbing and bathroom fittings 1

Heating and hot water 2

Drainage 1

Remember

The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that

relevant estimates and reports are obtained in your own name.

Warning

If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious

Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on

marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow

market conditions where the effect can be considerable.


3. Accessibility information

Guidance notes on accessibility information

Three steps or fewer to a main entrance door of the property: In flatted developments the ‘main entrance’ would be the

flat’s own entrance door, not the external door to the communal stair. The ‘three steps or fewer’ are counted from

external ground level to the flat’s entrance door. Where a lift is present, the count is based on the number of steps

climbed when using the lift.

Unrestricted parking within 25 metres: For this purpose, ‘Unrestricted parking’ includes parking available by means

of a parking permit. Restricted parking includes parking that is subject to parking restrictions, as indicated by the

presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or

other coin-operated machines.

1. Which floor(s) is the living accommodation on? Ground floor

2. Are there three steps or fewer to a main entrance door of the property? Yes X No

3. Is there a lift to the main entrance door of the property? Yes No X

4. Are all door openings greater than 750mm? Yes No X

5. Is there a toilet on the same level as the living room and kitchen? Yes X No

6. Is there a toilet on the same level as a bedroom? Yes X No

7. Are all rooms on the same level with no internal steps or stairs? Yes X No

8. Is there unrestricted parking within 25 metres of an entrance door to the building? Yes X No


4. Valuation and conveyancer issues

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated reinstatement cost for insurance purposes.

Matters for a solicitor or licensed conveyancer

It is assumed that the subjects are held on an absolute ownership basis [formerly feudal]. This should be confirmed by your solicitor.

In addition to the standard searches and enquiries to be carried out by your solicitor we would recommend that the following matters are confirmed:

1. Details concerning the shared access road together with the liabilities for the maintenance and upkeep of the same should be confirmed.

2. Is there a service record for the oil fired boiler?

Estimated reinstatement cost for insurance purposes

It is recommended that the subjects be insured for a sum of not less than £250,000 [two hundred & fifty thousand pounds]

This figure is the estimate of the cost of rebuilding the property and bears no direct relationship to the current market value.

Valuation and market comments

£250,000 [two hundred & fifty thousand pounds]

Demand for properties of this size and type within the village of Roy Bridge is beginning to improve.

Report author John Strachan MRICS

Address Samuel & Partners FS Scotland, 44 High Street, Fort William, Scotland, PH33 6AH

Signed Electronically prepared by Samuel & Partners

Date of report 17 November 2016

The Lodge, Bunroy Moss, Roy Bridge, PH31 4AG [Page 1 of 4]

Terms and Conditions

PART 1 - GENERAL

1.1 THE SURVEYORS The Seller has engaged the Surveyors to provide the Single Survey Report. The Seller has also engaged the Surveyors to provide an Energy Report in the format prescribed by the accredited Energy Company.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser's lender or conveyancer may request that the Surveyors provide general comment on standard appropriate supplementary documentation. In the event of a significant amount of documentation being provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additional fee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materi ally affects the valuation stated in the Report, the Surveyors reserve the right to reconsider the valuation. Where the Surveyors require to amend the valuation in consequence of such information, they will issue an amended Report to the Seller. It is the responsibility of the Seller to ensure that the amended Report is transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent to survey, value and report upon Residential Propertyl.

If the Surveyors have had a previous business relationship within the past two years with the Seller or Sellers Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box.

The Surveyors have a written complaints handling procedure. This is available from the offices of the Surveyors at the address stated.

1.2 THE REPORT The Surveyors will not provide an amended Report on the Property, except to correct factual inaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is such that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lending criteria. The date of condition and value of the property will be the date of inspection.

To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast, a Single Survey is instructed by the Seller and made available to all potential Purchasers in the expectation that the successful Purchaser will have relied upon it. The Royal Institution of Chartered Surveyors rules requ ire disclosure of any potential conflict of interest when acting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this is of concern to any party they are advised to seek their own independent advice.

The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person in relation to an asking price or any other sales or marketing decisions.

The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of other minor defects. Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by any party other than the Seiler, prospective purchasers and the Purchaser and their respective professional advisers without the prior written consent of the Surveyors.

1.3 LIABILITY The Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member of the Royal Institution of Chartered Surveyors.

1 Which shall be in accordance with the current RIGS Valuation Standards (The Red Book) and RIGS Rules of Conduct.


The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy) along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to:

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the Report entirely at their own risk.

1.4 INTELLECTUAL PROPERTY All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other party in writing.

1.5 PAYMENT The Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and Reports.

1.6 CANCELLATION The Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time before the day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at the property, the Surveyor concludes that it is of a type of construction of which the surveyor has insufficient specialist knowledge to be able to provide the inspection satisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, the surveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid by the Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place but before a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% of the agreed fee.

1.7 PRECEDENCE If there is any incompatibility between these Terms and Conditions and the Report, these Terms and Conditions take precedence.

1.8 DEFINITIONS the "Lender" is the party who has provided or intends or proposes to provide financial assistance to the

Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property;

the "Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

the "Property" is the property which forms the subject of the Report;

the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from the Seller;


a "prospective Purchaser" is anyone considering buying the Property;

the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008;

the "Seller" is/are the proprietor(s) of the Property;

the "Surveyor" is the author of the Report on the Property; and

the "Surveyors" are the firm or company of which the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the "Surveyors" means the Surveyor) whose details are set out at the head of the Report.

+ the "Energy Report" is the advice given by the accredited Energy Company, based on informat ion collected by the Surveyor during the Inspection, and also includes an Energy Performance Certificate, in a Government approved format.

PART 2 - DESCRIPTION OF THE REPORT

2.1 THE SERVICE The Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of the accredited Energy Company.

2.2 THE INSPECTION The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor. All references to visual inspection refer to an inspection from within the property at floor level and from ground level within the site and adjoining public areas, without the need to move any obstructions. Any references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller's permission, without causing damage to the building or contents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been used in the construction. The presence or possible consequences of any site contamination will not be researched. The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in completing a Single Survey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place, which does not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made.

2.3 THE REPORT The Report will be prepared by the Surveyor who carried out the property inspection and will describe various aspects of the property as defined by the headings of the Single Survey report with the comments being general and unbiased. The report on the location, style and condition of the property, will be concise and will be restricted to matters that could have a material effect upon value and will omit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted that the property is free of any other minor defects.

Throughout the report, the following repair categories will be used to give an overall opinion of the state of repair and condition of the property.


1. Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement a re needed now.

2. Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

3. Category 1: No immediate action or repair is needed.

WARNING:

If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions when the effect can be considerable.

Parts of the property, which cannot be seen or accessed, will not be reported upon and this will be stated. If the Surveyor suspects that a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend further investigation by specialist contractors.

2.4 SERVICES Surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that the design, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations. However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. No tests are made of any services or appliances

2.5 ACCESSIBILITY A section is included to help identify the basic information interested parties need to know to decide whether to view a property.

2.6 ENERGY REPORT A section is included that makes provision for an Energy Report, relative to the property. The Surveyor will collect physical data from the property and provide such data in a format required by an accredited Energy Company. The Surveyor cannot of course accept liability for any advice given by the Energy Company.

2.7 VALUATION AND CONVEYANCER ISSUES The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains the Surveyor's opinion both of the market value of the property and of the re-instatement cost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving at the opinion of the Market Value the Surveyor also makes various standard assumptions covering, for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats, the following further assumptions are made that:

There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

* There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis.

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on the fees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluation after a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in the physical condition of the Property

[Page 1 of 2]

The Lodge, Bunroy Moss, Roy Bridge, PH31 4AG

Samuel & Partners

Generic Valuation

Mortgage Valuation Report

Property: The Lodge

Bunroy Moss

Roy Bridge

PH31 4AG

Customer:

Owner:

Introducer:

Tenure: Standard Ownership (assumed)

Date of Inspection:

16.11.16 Reference:

This Mortgage Valuation Report has been issued as part of The Home Report prepared on the property referred to above. This report and associated Home Report together with the inspection has been carried out in accordance with the RICS Appraisal and Valuation Standards (The Red Book) and the RICS Rules of Conduct. Potential purchasers must not read this report in isolation and your attention is drawn to the additional comments contained in The Single Survey and also the Terms and Conditions of the associated Home Report. This report has been prepared solely for mortgage lenders to consider the property's suitability for mortgage finance. Your attention is also drawn to the fact that neither the whole nor any part of the report or any reference thereto may be included in any document, circular or statement without prior approval in writing as to the form in which it will appear.

1.0

LOCATION

The property is located within the village of Roy Bridge in an area comprising of similar privately owned houses and a holiday chalet park. There are reasonable facilities nearby. Roy Bridge is 13 miles from the town of Fort William.

2.0 DESCRIPTION 2.1 Age: 1983

Detached bungalow; extended 1989

3.0 CONSTRUCTION

Timber frame cavity walls; pitched and tiled roof; timber floors

4.0 ACCOMMODATION

Living and kitchen, 3 bedrooms (all with en suites) Annex – kitchen, 2 bedrooms, bathroom, utility

5.0 SERVICES (No tests have been applied to any of the services)

Water: Mains Electricity: Mains Gas: None Drains: Mains

Central Heating: Full – oil boiler to radiators

6.0 OUTBUILDINGS

Garage: Singe detached garage

Others: None

7.0 GENERAL CONDITION - A building survey has not been carried out, nor has any inspection been made of any woodwork,

services or other parts of the property which were covered, unexposed or inaccessible. The report cannot therefore confirm that such parts of the property are free from defect. Failure to rectify defects, particularly involving water penetration may result in further and more serious defects arising. Where defects exist and where remedial work is necessary, prospective purchasers are advised to seek accurate estimates and costings from appropriate Contractors or Specialists before proceeding with the purchase. Generally we will not test or report on boundary walls, fences, outbuildings, radon gas or site contamination.

The property is in a satisfactory condition for lending purposes

[Page 2 of 2]

The Lodge, Bunroy Moss, Roy Bridge, PH31 4AG

8.0 ESSENTIAL REPAIR WORK (as a condition of any mortgage or, to preserve the condition of the property)

None required as a condition of the mortgage

8.1 Retention recommended: Reflected in the valuation.

9.0 ROADS & FOOTPATHS

Have the roads and footpaths adjacent to the property been adopted and maintained by the Local Authority?

[ X ]YES [ ]NO If No, comment to be made in Section 11

10.0 BUILDINGS INSURANCE £250,000 GROSS EXTERNAL FLOOR AREA 134 Sq m

This figure is an opinion of an appropriate sum for which the property and substantial outbuildings should be insured against total destruction on a re-instatement basis assuming reconstruction of the property in its existing design and materials. Furnishings and fittings have not been included. No allowance has been included for inflation during the insurance period or during re-construction and

no allowance has been made for VAT, other than on professional fees. Further discussions with your insurers is advised. 11.0

GENERAL REMARKS

Access is over a shared private road. The full details should be confirmed.

12.0 VALUATION On the assumption of vacant possession and that the properly is unaffected by any adverse planning proposals,

onerous burdens, title restrictions or servitude rights. It is assumed that all necessary Local Authority consents, which may have been required, have been sought and obtained. No investigation of any contamination on, under or within the property has been made as we consider such matters to be outwith the scope of this report. All property built prior to the year 2000 may contain asbestos in one or more of its components or fittings. It is impossible to identify without a test. It is beyond the scope of this inspection to test for asbestos and future occupants should be advised that if they have any concerns then they should ask for a specialist to undertake appropriate tests.

12.1 Market Value in present condition

£250,000 Two hundred & fifty thousand pounds

12.2 Market Value on completion of essential works:

£ See remarks in Section 11 of this report.

12.3 Suitable security for normal mortgage purposes?

[ X ]YES [ ]NO

Signature Electronically signed = John Strachan

Surveyor: John Strachan, MRICS Date: 17 November 2016

Surveyor Company: Samuel & Partners, First Surveyors Scotland

Address: 44 High Street Fort William, PH33 6AH

Telephone:

01397 702686

Fax No:

01397 705347

E-mail

[email protected]

You can use this document to:Energy Performance Certificate (EPC)Dwellings

ScotlandTHE LODGE, ROY BRIDGE, PH31 4AG

Dwelling type: Detached bungalowDate of assessment: 16 November 2016Date of certificate: 16 November 2016Total floor area: 116 m2

Primary Energy Indicator: 303 kWh/m2/year

Reference number: 9170-2956-2190-9896-7335Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, oil

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £4,410

Over 3 years you could save* £1,491

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

B(81-91)

80C(69-80)

D(55-68)

54E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band E (54). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

73C(69-80)

D(55-68)

46E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band E (46). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Increase loft insulation to 270 mm £100 - £350 £168.00

2 Floor insulation (suspended floor) £800 - £1,200 £594.00

3 Hot water cylinder thermostat £200 - £400 £54.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

The Green Deal may allow you to make yourhome warmer and cheaper to run at no up-frontcapital cost. See your recommendations report

for more details.

of 6Elmhurst Energy Systems RdSAP Calculator v2.09r04 (SAP 9.92)

Recommendations ReportTHE LODGE, ROY BRIDGE, PH31 4AG16 November 2016 RRN: 9170-2956-2190-9896-7335

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Timber frame, as built, insulated (assumed)

Roof Pitched, 150 mm loft insulation

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, oil

Main heating controls Programmer, TRVs and bypass

Secondary heating Room heaters, dual fuel (mineral and wood)

Hot water From main system, no cylinder thermostat

Lighting Low energy lighting in all fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 79 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 9.1 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 4.0 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,555 over 3 years £2,454 over 3 years

Hot water £648 over 3 years £258 over 3 years

Lighting £207 over 3 years £207 over 3 years

Totals £4,410 £2,919

You couldsave £1,491 over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

D 56 E 47

D 62 E 54

D 63 D 55

D 65 D 58

C 69 D 62

C 71 D 65

C 80 C 73

1 Increase loft insulation to 270 mm £100 - £350 £56

2 Floor insulation (suspended floor) £800 - £1,200 £198

3 Hot water cylinder thermostat £200 - £400 £18

4 Upgrade heating controls £350 - £450 £71

5 Replace boiler with new condensingboiler £2,200 - £3,000 £111

6 Solar water heating £4,000 - £6,000 £43

7 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £223

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

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About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Loft insulationLoft insulation laid in the loft space or between roof rafters to a depth of at least 270 mm will significantly reduceheat loss through the roof; this will improve levels of comfort, reduce energy use and lower fuel bills. Insulationshould not be placed below any cold water storage tank, any such tank should also be insulated on its sides andtop, and there should be boarding on battens over the insulation to provide safe access between the loft hatchand the cold water tank. The insulation can be installed by professional contractors but also by a capable DIYenthusiast. Loose granules may be used instead of insulation quilt; this form of loft insulation can be blown intoplace and can be useful where access is difficult. The loft space must have adequate ventilation to preventdampness; seek advice about this if unsure. Further information about loft insulation and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).

2 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check this with your local authority building standards department.

3 Cylinder thermostatA hot water cylinder thermostat enables the boiler to switch off when the water in the cylinder reaches therequired temperature; this minimises the amount of energy that is used and lowers fuel bills. The thermostat is atemperature sensor that sends a signal to the boiler when the required temperature is reached. To be fullyeffective it needs to be sited in the correct position and hard wired in place, so it should be installed by acompetent plumber or heating engineer. Building regulations apply to this work, so it is best to check with yourlocal authority building standards department whether a building warrant will be required.

4 Heating controls (room thermostat)The heating system should have a room thermostat to enable the boiler to switch off when no heat is required. Acompetent heating engineer should be asked to do this work. Insist that the thermostat switches off the boiler aswell as the pump and that the thermostatic radiator valve is removed from any radiator in the same room as thethermostat. Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

5 Condensing boilerA condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn lessfuel to heat this property. This improvement is most appropriate when the existing central heating boiler needsrepair or replacement, however there may be exceptional circumstances making this impractical. Condensingboilers need a drain for the condensate which limits their location; remember this when considering remodellingthe room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchenmakeover). Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

6 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

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Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present: There are none provided for this home


7 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check these with your local authority. The assessment doesnot include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on thisEPC for solar photovoltaic panels, provided that both the product and the installer are certified by theMicrogeneration Certification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

Low and zero carbon energy sources

Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 18,812 (928) N/A N/A

Water heating (kWh per year) 3,446

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About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. John StrachanAssessor membership number: EES/009418Company name/trading name: Samuel and PartnersAddress: 44 High Street

Fort WilliamPH33 6AH

Phone number: 01397 702686Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

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Opportunity to benefit from a Green Deal on this propertyUnder a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are madethrough a charge added to the electricity bill for the property.

To see which improvements are recommended for this property, please turn to page 3. You can choose whichimprovements you want to install and ask for a quote from an authorised Green Deal provider. They will organiseinstallation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Dealcharge under the credit agreement passes to the new electricity bill payer.

For householders in receipt of income-related benefits, additional help may be available.

To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

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